Advisory to all residents in high rise properties like Chalcots

The Secretary of State has asked the Chief Fire and Rescue Adviser, Sir Ken Knight, to provide an independent overview of progress with the fire investigations at Lakanal House, Havil Street, Camberwell on Friday 3 July. Sir Ken will report back to the Secretary of State on progress and emerging findings as a matter of urgency.

Sir Ken’s Terms of Reference for his report include the fire safety matters applicable to this building and operational procedures and practices undertaken by London Fire Brigade at this incident.

Until this work is complete I would appreciate your authority offering some reassurance to tenants.

There are practical measures that you could take such as reminding tenants how to protect themselves from fire, this includes having a working smoke alarm and regularly testing it. If tenants are concerned they can contact their local FRA and the Fire Kills website http://firekills.direct.gov.uk has plenty of up to date fire safety information.

The Chalcots "Where Are We"

CHALCOTS: With all what has been going on in Belsize with 133+ children in Camden without primary school places and the near collapse of the Government one may wonder what is happening to the Chalcots with "mould" and other serious problems reported in previous blogs.

So here is a timely update. After many high level meetings with Camden who still has yet to officially report back on all of the concerns raised by representatives of residents through the Housing and Adult Social Care Scrutiny and Hampstead DMC. Through the Operational Forum meeting, which meets monthly with representatives from all sides, it was stated by the PFIC CEO that on the question of “mould” that samples would be taken from THREE flats only and then for the rest of the 717 properties it would be up to the residents to report any re-occurring “mould” for a “TWELVE” month period.

This is in my opinion a disgrace, as I have stated in my previous blogs on “mould” and the problem of the “windows”, I feel that residents deserve better treatment.
I will continue to campaign for this better treatment and to receive acknowledgement that a serious problem exists.

I have received further news that I cannot yet blog about which is as vital and carries a significant H&S risk if unchecked. However, the implications of this particular matter which for legal reasons I cannot go into fully here presents a picture of a Camden Housing department which I have already stated for its failure to deliver "value for money", let alone quality of provision and adding to this an inability to monitor the capital works in the “regeneration” projects on matters of vital H&S standards. As soon as I am legally free to discuss these matters I will inform here in my blog fully the details. Rest assured however, that I will continue to actively campaign to get to the “truth” on these serious matters involving H&S standards.

Author: Nigel Rumble

In memory of Mr Tom Waters who died last week

I was very saddened to learn today that Mr Tom Waters an Officer with London Borough of Camden, who had tirelessly worked as a Project Manager "trouble shooter" for the Housing Department had died of Cancer last week.

Tom was a stalwart of the Housing Development team, he was well known for his sense of wry humour and getting involved in the sharp end of dealing with the very "real" problems that residents on the Chalcots Estate and many other estates across Camden faced. He provided his mobile number to all without question or hesitation and would personally try to sort out problems.

Whether that may have been Lifts out of service on bank holidays, security concerns or any one of a hundred or more potential problems that residents may have faced with "major capital works"

I had become to know Tom very well during the past years and had frequent chats with him; I will miss his views and unique perspective on the building industry. He was a very knowledgeable person with lots of wisdom to offer people.

Tom will be much missed by a very many people.

The PFI debacle in Camden Social Housing

Five towers on the Chalcots were lucky to be selected for the £150M PFI retrofit 4 year makeover works, or at least the residents had hoped would be the case.

A different story is now slowly emerging that sets the tone of building problems to come over the 15 year PFI contract period.

Click photo left and you will just about be able to see the panels peeling off !

Question: What does a contractor do when faced with an output driven specification to deliver to a quasi "Decent Homes Standard".

You have probably guessed the answer already; build to that standard, especially as it only represents the minimum standards that builders can get away with.

The output specification is met and the client Camden is satisfied.

It now turns out that the cladding system and metal window system which only just meets the thermal insulation levels to pass current building standards is inadequate. As I have reported in previous blogs during the "cold winter snap" levels of condensation on the metal window frames have been unacceptable and black mould fungus has been popping up (mostly on the silicon sealant) everywhere in many of the resident homes during the past months, more are being reported to me every week.

I have started to dig around in the details of the window specifications themselves, it is clear to read that the windows used are the minimum specified by Schüco. That is not to say that the windows are bad but indicates that in the environment for which they have been installed is unsuitable.

All windows are made to a “thermal insulation” standard. A basic solid wood non-insulated frame provides about 1.4W/m2K. Double glazed glass with argon gas is rather better at 1.2W/m2K. (The lower the U value the better the insulation).

However, here is the rub the Schüco window frames installed on the Chalcots are around 3.9 W/m2K which represents a very poor level of thermal insulation. Which when you take into consideration the exposed nature of the “five” towers facing the Primrose Hill, leads to a thermally inefficient design that HAS already presented all the classic signs of high levels of cold bridge condensation on the metal frames.

As important is the increased energy costs to heat these new refurbished buildings, energy is basically going out the window and with it an increased CO2 footprint for Camden. Compared to what could have been achieved with improved insulation provision.

To add double insult to all the residents of the Chalcots, heating cost are set to increase by 13% over the year for Camden housing properties.

One of the key “selling features” that was used to get buy-in from the 717 resident homes was the fact that an energy efficient saving design was put forward.

Also the level of thermal cladding itself is only what has been described to me as a bare minimum, the architects HTA publicly state in press articles that their design concept is “London Borough of Camden is aiming to deliver a 30% cut in CO2 emissions”

When one considers that the original 40 year old buildings with high prevailing winds facing the Primrose Hill with no double glazed windows (using only one single sheet glass) literally losing up to 50% of heat through the old single sheet windows and cold concrete walls. Then 30% reduction represents only a small improvement of energy efficiency in the wider perspective.

Yes it is a welcome improvement but does it represent good value for a £150M PFI project that is the big question still to be answered.

Author: Nigel Rumble 20 January 2009

BLACK MOULD (FUNGUS) hits the Chalcots PFI £150M project

Black mould (Fungus) growing on the NEW window frames hits the £150M PFI "Chalcots" project. This serious and potentially hazardous situation has continued to become worse due to the moisture condensation during these cold and dump winter nights.

The new "state-of-the-art" window metal frames (with poor internal thermal insulation) conduct heat from the warm inside surfaces to the colder outside surfaces. Therefore, all the inside metal frame surfaces become very COLD which acts as a condensing surface for the moisture in the air of resident homes.

It is believed that the condensates (upto 50ml per window) which collects on the lower window frame and window ceils is responsible for the development of black mould spores in the "silicon" sealant, which appears NOT to be the "anti-fungicidal" type which would have helped to control these bacterial growths.

It will be asked at the next PFIC meeting that all 710 properties be checked and repaired to comply with building regulations and Health and Safety legislation of mould spore prevention.

It is widely recognised by medical experts that mould spores are responsible for potentially causing allergic reactions and respiratory problems. Some moulds also produce mycotoxins that can pose serious health risks to humans and animals. Exposure to high levels of mycotoxins can lead to neurological problems and in some cases death. The health hazards produced by mould have been associated with sick building syndrome.
If you are concerned and wish to know more Read Wikipedia here, APSNET

The thermal efficiencies of the NEW window frames is thus compromised by not having any thermal insulation properties, heat (energy) is being conducted straight out from all the window frames in this £150M PFI scheme, this energy conservation inefficient and poor design requires an investigation at the highest level.

PFI Contract info here

Author: Nigel Rumble

Health and Safety on the Chalcots

The low levels of light to the entrance ways and underground car parking continues to be a very considerable concern to all residents in the vicinity of the Chalcots.

The situation has been currently under review for some time. Irrespective of whether the properties are responsibility of the PFIC group of companies or ultimately the Local Authority. It must be remembered that the Local Authority is the primary "Social Landlord" and the "Landlord" for all properties. Under Health and Safety Protocols and Security provision Protocols have a direct "Duty of Care" not only to all residents but also all residents in the Belsize area that may be affected as a "knock-on consequence" of the above mentioned low levels of lighting provision and inadequate security.

Camden PFI Chalcots December 2008

Where we are now in December 2008

Bray, the third of the five blocks making up the Chalcots estate is due to be signed off by the Independent Certifier (IC) 19th December.However, problems still remain in resident’s homes, such as leaking radiators, faulty windows and poorly regulated central heating controls, despite the IC sign off process. All the remaining problems will be transferred to the "snagging" process.Security remains a "key" concern of the residents at Bray and indeed the whole of the Chalcots.Inadequate lighting and no provision of a canopy to the entranceways continue to be a BIG concern for all residents.

Back in July 2008
I had written a summary of the “key” problem areas of the PFI process

1. Output Specification
2. Role of the Independent Certifier (IC)
3. Sign-off and snagging
Only the misapprehension of the role of the IC has now been addressed.It was hoped that with the correct levels of “direct” management pressure would the other issues have been addressed too.

Conclusion
Apart from the previous misapprehension that the role of the IC was to actually check all aspects of the finished “home” and check for essential Health and Safety certifications. We now know that the IC primary role is to sign-off, thereby starting the “unitary charge” process for release of “real” money from the PFIC bank to the contractor.

There is no real demonstratable change of the current implementation model.
It has to be said that PR skills have considerably improved on this PFI project.

I would also now add a new key "problem" PFI and non-PFI word to the list;

4. Communications
This refers to both the PFIC as well as the Local Authority, which are in many cases the worst offenders.

PFI at Chalcots - Third block due to complete

Bray, the third of the five blocks making up the Chalcots estate is due to be signed off by the Independent Certifier (IC) 19th December.

However, problems still remain in resident’s homes, such as leaking radiators, faulty windows and poorly regulated central heating controls, despite the IC sign off process. All the remaining problems will be transferred to the "snagging" process.

Security remains a "key" concern of the residents at Bray and indeed the whole of the Chalcots.

Inadequate lighting and no provision of a canopy to the entranceways continue to be a BIG concern for all residents.